Tudor Lodge, South Hill Avenue, Blackrock, Co.Dublin, A94 V6F5
12 homes sold nearby. See what they went for — and what to bid on this one.
€4,950,000 · 6 Bed · 6 Bath · 470m² · Semi-D
Market Position
At the Upper End of Local Sales
At €4,950,000, this home is priced well above what similar properties sold for in this area. Overpayment risk is high at this level. A structured bid strategy is critical.
12 closed sales nearby · 10mo recency · High confidence · Property Price Register
Sources: PPR, SEAI, OPW, planning records.
How this is calculated
We search the Property Price Register for closed sales near this property — matching by location, beds, property type, and where available, floor area (±20%). This gives us a set of genuinely comparable transactions.
Each sale is then time-adjusted to today using local price trends, so a sale from 18 months ago is inflated (or deflated) to reflect current market conditions. Where floor area is known, sales are also size-adjusted — a 90m² sale is normalised to what it would have sold for at this property's size. This means the figures you see aren't raw prices — they're what those same homes would likely sell for today, at this size.
Your bid strategy (opening offer, sealed bid range, walk-away ceiling) is then derived from the statistical distribution of these adjusted sales — with conservative safety margins applied when data is thin or dated.
Every figure comes from actual government-recorded sale prices. No asking prices, no agent estimates, no automated valuations.
Full methodology →Opening
Start here
Best & Final
If multiple offers
Ceiling
Do not exceed
Before you bid €4,950,000, get your opening offer, best-and-final range, and walk-away ceiling.
Instant access · No subscription · Refund if not useful
Overbidding by 5% could cost €247,500 before interest.
Analysing 625,000+ Property Price Register transactions since 2010.
What your report includes
Before You Bid
Before you bid €4,950,000, see this.
Here is what the data says about this property.
Will This Go Over Asking?
above asking
Probability of a sale above asking based on local bidding patterns.
Am I Overpaying?
local sales
Where the asking price sits in the verified local transaction distribution.
Negotiation Leverage Score
How much negotiation leverage you have based on market conditions.
These signals interact — full analysis in report.
€247,500
That's what overbidding by just 5% on a €4,950,000 home costs you — before interest.
A €19 check before a €4,950,000 commitment.
Get Your Exact Bid Numbers for This Property
You've seen the market signals. Now get the exact numbers: where to open, how far to go, and when to walk away.
Built from 625,000+ verified Irish property transactions
Based on 12 verified local sales · High confidence
Instant access · No subscription · Refund if not useful
Price Distribution Analysis
12 verified closed sales within 1.5km · 18 months.
Asking price is positioned above the median of comparable sales. This places the property outside the core transaction band where most comparable homes closed.
This chart shows where the asking price sits versus recent verified closed sales. It does not show your bid strategy.Same baseline as Market Position.
The chart shows the market. Your report gives the number not to exceed.
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Local Market Momentum
Unlock to adjust radius, timespan, and comparison window.
Radius: 1.5kmTime: 18m12m vs 12mMedian transaction price per m² has increased 10.4% year-on-year, based on the trailing 18-month transaction window.
Indicates sustained upward pricing pressure in the local market.
Recent closed sales are time-adjusted to current market conditions before calculating transaction bands.
Financial Exposure · 302% Above Median
If purchased at asking, you are paying above where most similar homes sold. A defined ceiling is designed to close this gap.
If purchased at asking
€4,950,000
Above transaction median
Above Upper Range
Buying at asking would put you well above what similar homes sold for — that's elevated overpayment risk.
Statistical Confidence · High
12
Transactions Analysed
Within 1.5km
10 months
Data Freshness
Most recent sale age
±20%
Price Spread
How much prices vary
High
Confidence Level
Recent sale prices in this area are closely clustered, which means the data is reliable and the bid strategy is well-supported.
High data density supports precise entry positioning.
PPR closed sales · size & time adjusted · no asking prices used
Supporting Evidence · 12 Transactions
Size and time adjustments applied before percentile computation.
| Address | Sold | Date | Size |
|---|---|---|---|
| 5 Greygates, Stillorgan Road, Mount Merrion, Dublin | 2025-06-30 | 209m² | |
| 17 Hyde Park Avenue, Blackrock, Co Dublin, Dublin | 2025-12-10 | 182.8m² |
Transactions within a 1.5km radius and 18-month window.
Methodology
Closed sales time-adjusted to current market · size-weighted where floor area available · no asking prices or agent estimates used.
How adjustments work
- —Older sales inflated to current market level so stale data doesn't skew bands
- —Similar-sized properties weighted more heavily where floor area is known
- —Local price trends factored in when sufficient data exists; no artificial uplift otherwise
- —All figures from registered closed sales only — no asking prices, no agent estimates
Local Market Notes
Property Quality
BER Rating Impact: The BER rating of 'SI_666' is not a standard Irish BER classification, making it impossible to assess its energy efficiency or potential cost savings with the provided data; however, assuming it's a low rating (typical for 'SI_xxx' codes often indicating poor performance), significant upgrades would be needed.
Size vs. Value: At 470.0m², Tudor Lodge is a substantial property, but its asking price per square meter is approximately €10,532, which is considerably higher than the median price per square meter of €7,539 within 0.5km over 180 days, suggesting it is not offering value on a per-square-meter basis.
Upgrade Potential: Without a standard BER rating, it's impossible to provide specific cost savings. However, if the 'SI_666' indicates a poor rating, assuming an upgrade from G to B2 could cost €20,000-€30,000 for a property of this size and potentially increase its value by €30,000-€45,000, making a compelling case for investment in energy efficiency.
Hypothesis: The absence of a standard BER rating for Tudor Lodge presents a significant hurdle for buyers focused on long-term running costs and environmental impact, potentially necessitating a substantial price reduction to compensate for the unknown energy performance and the cost of potential upgrades.
Amenities
Transport Connectivity: Tudor Lodge is ideally located with access to Dublin Bus routes such as the 46A and 11B, and is within a reasonable distance to the DART station at Blackrock (approx. 1.5km), offering excellent connectivity for commuters.
Educational Hub: The area boasts numerous highly-regarded educational institutions, including Blackrock College (approx. 1km), St. Andrew's College (approx. 2km), and the Smurfit Graduate School of Business (approx. 2.5km), making it a prime location for families and professionals.
Retail and Leisure: Residents have convenient access to the boutiques and cafes of Blackrock village (approx. 1.2km), along with major shopping centres like Dundrum Town Centre (approx. 5km), and extensive green spaces such as Carysfort Park (approx. 0.8km) and the coast.
Hypothesis: The exceptional amenity profile of Blackrock, including its strong transport links, top-tier schools, and vibrant retail and leisure offerings, suggests that properties within its desirable postcode command a consistent premium, and Tudor Lodge's high price may partly reflect this strong amenity advantage, despite its current valuation disparity.
Derived from nearby closed-sale patterns.
Built on verified Irish public data
Property Price Register
625,000+ verified closed sales
SEAI
Building energy ratings & floor area
Office of Public Works
Flood zones, events & study areas
MyPlan.ie
Planning applications nationwide
Common Questions
Bid strategy figures are derived from the Property Price Register — Ireland's official record of closed residential sale prices, verified through stamp duty. Floor area data comes from the SEAI BER register. Flood exposure is cross-referenced against OPW flood extent mapping (CFRAM fluvial + NCFHM coastal) and historical flood events. Planning activity is sourced from the National Planning Application Database via MyPlan.ie — merged Local Authority planning registers from the Department of Housing. No asking prices, no agent estimates, no automated valuations.